6470 Main St · South Centre, PA 17815

$175,000

3 bd · 2.0 ba · 1,440 sqft · Other public records · 44 Days on market

Built 1900 0.32 ac lot $122/sqft · 8% below area Est $189k · 8% under

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.3/30.0
• ARV discount +10.9/15.0
• Schools +5.6/10.0
• DSCR +5.1/10.0
• Rent growth +4.2/5.0
• 1% rule +3.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property offers a great opportunity for a first-time buyer or anyone looking for a home they can personalize and make their own over time. Situated on a generous . 30 acre in-town lot on a quiet street, the property offers a rare combination of convenience and outdoor space while still being close to Bloomsburg amenities, schools, and major highways. The home features a solid structure with some existing updates and is comfortably livable while offering opportunity for cosmetic updates and improvements over time--providing plenty of potential to build value and customize to your style. Outside, you'll appreciate the spacious yard, paved driveway, and inviting setting with room for gard

Key facts

• Spacious yard
• Paved driveway
• 0.32 acre lot

Tags

• SPACIOUS YARD
• PAVED DRIVEWAY

Property features AI

Exterior

• Parking: No garage; Paved off-street parking
• Utilities: Public water
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding and frame construction; Shingle roof; No foundation details listed; Built area above grade: 1,440
• Exterior features: Porch; Shed(s)

Interior

• Kitchen: Refrigerator
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Has heating
• Interior features: Gas water heater; Refrigerator; Porch; Exterior-entry basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (14.5% below list).
• Recommended offer: $150k (14.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Central Columbia SD (suburban): math 58% / reading 73% proficiency, ranked #51 of 539 in PA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Central Columbia El Sch (math 61% / reading 74%, grade B+, #192 of 1,518 statewide, top 13%, 699 students, 37% FRL); Central Columbia Ms (math 51% / reading 73%, grade B+, #32 of 512 statewide, top 7%, 612 students, 37% FRL); Central Columbia Shs (math 82%, 597 students, 27% FRL).
• Market conditions: Rents rising fast (+6.8%/yr); 125 active listings in the ZIP; 82 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Columbia County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $58k; list at $175k implies a 202% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,544 (14.5% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.38%
• DSCR: 1.11
• GRM: 9.8

CMA / ARV

• ARV (median comp): $189,263
• List price: $175,000
• Delta: -7.54%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.8% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.67×
• Total profit: $-16,288
• Equity at exit: $26,093

10-year hold

• IRR: 4.8%
• Equity multiple: 1.41×
• Total profit: $19,908
• Equity at exit: $15,131

Cash invested: $49,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 17815

• Home prices YoY: -33.0%
• Rents YoY: 6.8%
• Active inventory: 125
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$94 /mo · $1,123/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $97

Break-even live

Break-even rent $1,372

Max offer price $175,000

Occupancy floor 88%

Sensitivity live

Price	-10% $196	-5% $147	+0% $97	+5% $48	+10% $-2
Rent	-10% $-21	-5% $38	+0% $97	+5% $156	+10% $215
Rate	-1.0pp $185	-0.5pp $142	base $97	+0.5pp $52	+1.0pp $6

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $175,000 Active 44 DOM
2. 2026-06-19
   days on market $175,000 Active 41 DOM
3. 2026-06-18
   days on market $175,000 Active 40 DOM
4. 2026-06-17
   days on market $175,000 Active 39 DOM
5. 2026-06-16
   days on market $175,000 Active 38 DOM
6. 2026-06-15
   days on market $175,000 Active 37 DOM
7. 2026-06-14
   days on market $175,000 Active 35 DOM
8. 2026-06-12
   days on market $175,000 Active 34 DOM
9. 2026-06-09
   pricedays on market $175,000 Active 31 DOM
10. 2026-06-08
    days on market $182,500 Active 30 DOM
11. 2026-06-07
    days on market $182,500 Active 29 DOM
12. 2026-06-03
    days on market $182,500 Active 25 DOM
13. 2026-06-02
    days on market $182,500 Active 24 DOM
14. 2026-06-01
    days on market $182,500 Active 23 DOM
15. 2026-05-31
    days on market $182,500 Active 22 DOM
16. 2026-05-30
    days on market $182,500 Active 21 DOM
17. 2026-05-09
    listed $182,500 Active 1185-char remark
18. 2026-05-07
    listed $182,500 Active
19. 2004-09-13
    soldstatus $58,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,123 · $94/mo
• Projected year-2 tax: $1,944 · $162/mo
• Expected delta: +$821/yr (+$68/mo · 73.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,945
• − Mortgage interest: −$9,803
• − Property taxes: −$1,123
• − Insurance: −$875
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$5,091
• Taxable loss: −$1,818
• Est. tax savings @ 24.0%: +$436
• After-tax cash flow: $1,602/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Central Columbia SD
• NCES district ID: 4205370
• Math proficiency: 58% ▼ -7.00%
• Reading proficiency: 73% ▼ -4.00%
• Median HH income: $54,278
• Composite: 55.99/100
• National rank: #1195
• State rank: #51 of 539 in PA

Livability — South Centre

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lime Ridge, PA
• County: Columbia County · 29,790 people
• Metro: Bloomsburg-Berwick, PA
• Population (ZIP): 29,790
• Household income: $67,510
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 801.0

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 65,170 people
• By 2030: 64,054 · -1.7%
• By 2040: 61,131 · -6.2%
• By 2050: 57,526 · -11.7%
• By 2075: 50,259 · -22.9%
• By 2100: 44,756 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 4% Black 2% Asian 2%
• Common ancestry: Romanian 5% Iranian 2% Polish 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Columbia

• 2024 margin: Solid R (+31.0) · D 34.0% · R 65.0%
• 2008→2024 swing: -26.6pp toward R · 2008: -4.5pp · 2024: -31.0pp
• All cycles: 2024: R+31.0 2020: R+30.7 2016: R+32.8 2012: R+12.4 2008: R+4.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.98%
• Current HPI: 220.8076
• Rent YoY: ▲ 6.80%
• Metro: Bloomsburg-Berwick, PA
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+201.7% since first listed

4 events — show timeline

• 2026-06-09 Price Changed $175,000 CSVBR
• 2026-05-09 Listed $182,500 CSVBR
• 2026-05-07 Listed $182,500 CSVBR
• 2004-09-13 Sold (Public Records) $58,000 Public Records

Property tax history

+3.0%/yr

Latest (2026): $1,123 · +2.8% YoY. Source: county tax records.